29638 Danbury Ct · New Haven, MI 48051

$93,900

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 162 Days on market

Built 2025 Good condition $60/sqft · 109% above area

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Carriage Way in Chesterfield Michigan, where comfort and convenience come together in this thoughtfully designed 4 bedroom, 2 bathroom home. This is a MUST SEE. The spacious open concept layout is filled with natural light, creating a warm and inviting atmosphere throughout the main living areas. The large kitchen is a standout feature, offering brand new appliances, ample storage, and a convenient butlers pantry. A stunning center island provides additional workspace and seating, making it perfect for everyday living and entertaining. The primary bedroom offers a private retreat with a beautiful ensuite bathroom that includes a walk in shower and a generously sized walk in closet. An attached laundry area adds everyday convenience with washer and gas dryer hookups ready for use. Outside, the property includes a two car driveway and an additional shed for extra storage. The surrounding community enhances the lifestyle with access to a pool and clubhouse, two parks, and expansive multi use outdoor spaces. This home offers a wonderful blend of style, functionality, and community living. Schedule your showing today and take the next step toward making this home your own.

Key facts

• Central island
• Double sinks
• Open floor plan

Tags

• OPEN FLOOR PLAN
• MODERN FINISHES
• CENTRAL ISLAND
• DEDICATED LAUNDRY ROOM
• DOUBLE SINKS
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 4.1% in New Haven — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 57/100 on livability (#650 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, amenities F, commute F.
• L'Anse Creuse Public Schools (suburban): math 31% / reading 51% proficiency, ranked #184 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 142 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $649 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $82,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.08%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $44,900
• List price: $93,900
• Delta: 109.13%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29636 Cambridge Ct	0.04mi	3/2.0 (-1)	1,500 (-4%)	6mo	$44,900	$30	81
52522 Potamac Ct	0.20mi	3/2.0 (-1)	1,680 (+7%)	7mo	$50,000	$30	68
52529 Pineview Cir	0.21mi	3/2.0 (-1)	1,456 (-7%)	9mo	$163,000	$112	66
52193 Harrisburg Ln	0.33mi	3/1.5 (-1)	1,563 (-0%)	24mo	$62,000	$40	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 1.91×
• Total profit: $23,999
• Equity at exit: $14,001

10-year hold

• IRR: 30.3%
• Equity multiple: 3.72×
• Total profit: $71,460
• Equity at exit: $8,119

Cash invested: $26,292 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48051

• Home prices YoY: -31.8%
• Active inventory: 142
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$492
• Tax est. 1.5%: −$117 /mo · $1,408/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $615

Break-even live

Break-even rent $821

Max offer price $93,900

Occupancy floor 57%

Sensitivity live

Price	-10% $680	-5% $648	+0% $615	+5% $583	+10% $550
Rent	-10% $489	-5% $552	+0% $615	+5% $679	+10% $742
Rate	-1.0pp $663	-0.5pp $639	base $615	+0.5pp $591	+1.0pp $566

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,475
• Closing costs: $2,817
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29638 Danbury Ct Unit 240 New Baltimore, MI	4.0	2.0	1568	$1,749	$1.12	44d	1	0.02mi
29652 Cambridge Ct Unit 253 New Baltimore, MI	4.0	2.0	1680	$1,729	$1.03	0d	1	0.04mi
52705 Van Buren Dr Unit 297 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.04mi
29649 Cambridge Ct Unit 256 New Baltimore, MI	3.0	2.0	1152	$1,579	$1.37	0d	1	0.06mi
29810 W Essex Ct Unit 107 New Baltimore, MI	3.0	2.0	1056	$1,439	$1.36	6d	1	0.10mi
52436 Winston Ct Unit 209 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	44d	1	0.10mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	44d	1	0.11mi
29778 W Essex Ct Unit 109 New Baltimore, MI	3.0	2.0	1056	$1,469	$1.39	44d	1	0.12mi
52780 S Zacharias Ct Unit 152 Chesterfield, MI	3.0	2.0	1056	$1,499	$1.42	0d	1	0.13mi
52792 S Zacharias Ct Unit 151 Chesterfield, MI	3.0	2.0	1056	$1,479	$1.40	0d	1	0.13mi
52871 N Zacharias Ct Unit 161 Chesterfield, MI	3.0	2.0	1152	$1,519	$1.32	0d	1	0.14mi
52962 N Yorktown Ct Unit 168 Chesterfield, MI	3.0	2.0	1056	$1,519	$1.44	0d	1	0.15mi
29909 Flushing Dr Unit 71 New Baltimore, MI	3.0	2.0	1440	$1,669	$1.16	17d	1	0.22mi
52167 Williamsburg Ln Unit 355 New Baltimore, MI	4.0	2.0	1680	$1,739	$1.04	44d	1	0.27mi
29805 Jamestown Dr Unit 435 New Baltimore, MI	3.0	2.0	1344	$1,739	$1.29	0d	1	0.31mi
28220 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,895	$1.18	25d	1	0.98mi
28260 Delano Dr New Baltimore, MI	3.0	2.5	1600	$1,850	$1.16	44d	1	0.99mi

Listing history 18 events

1. 2026-06-21
   days on market $93,900 Active 162 DOM
2. 2026-06-18
   days on market $93,900 Active 159 DOM
3. 2026-06-17
   days on market $93,900 Active 158 DOM
4. 2026-06-16
   days on market $93,900 Active 157 DOM
5. 2026-06-15
   days on market $93,900 Active 156 DOM
6. 2026-06-13
   days on market $93,900 Active 154 DOM
7. 2026-06-13
   days on market $93,900 Active 153 DOM
8. 2026-06-09
   days on market $93,900 Active 150 DOM
9. 2026-06-08
   days on market $93,900 Active 149 DOM
10. 2026-06-07
    days on market $93,900 Active 148 DOM
11. 2026-06-04
    days on market $93,900 Active 145 DOM
12. 2026-06-03
    days on market $93,900 Active 144 DOM
13. 2026-06-02
    days on market $93,900 Active 143 DOM
14. 2026-06-01
    days on market $93,900 Active 142 DOM
15. 2026-05-31
    days on market $93,900 Active 141 DOM
16. 2026-04-09
    status Active 1197-char remark

    Show marketing remark (1197 chars)

    Welcome to Carriage Way in Chesterfield Michigan, where comfort and convenience come together in this thoughtfully designed 4 bedroom, 2 bathroom home. This is a MUST SEE. The spacious open concept layout is filled with natural light, creating a warm and inviting atmosphere throughout the main living areas. The large kitchen is a standout feature, offering brand new appliances, ample storage, and a convenient butlers pantry. A stunning center island provides additional workspace and seating, making it perfect for everyday living and entertaining. The primary bedroom offers a private retreat with a beautiful ensuite bathroom that includes a walk in shower and a generously sized walk in closet. An attached laundry area adds everyday convenience with washer and gas dryer hookups ready for use. Outside, the property includes a two car driveway and an additional shed for extra storage. The surrounding community enhances the lifestyle with access to a pool and clubhouse, two parks, and expansive multi use outdoor spaces. This home offers a wonderful blend of style, functionality, and community living. Schedule your showing today and take the next step toward making this home your own.

17. 2026-03-30
    historical 1197-char remark

    Show marketing remark (1197 chars)

    Welcome to Carriage Way in Chesterfield Michigan, where comfort and convenience come together in this thoughtfully designed 4 bedroom, 2 bathroom home. This is a MUST SEE. The spacious open concept layout is filled with natural light, creating a warm and inviting atmosphere throughout the main living areas. The large kitchen is a standout feature, offering brand new appliances, ample storage, and a convenient butlers pantry. A stunning center island provides additional workspace and seating, making it perfect for everyday living and entertaining. The primary bedroom offers a private retreat with a beautiful ensuite bathroom that includes a walk in shower and a generously sized walk in closet. An attached laundry area adds everyday convenience with washer and gas dryer hookups ready for use. Outside, the property includes a two car driveway and an additional shed for extra storage. The surrounding community enhances the lifestyle with access to a pool and clubhouse, two parks, and expansive multi use outdoor spaces. This home offers a wonderful blend of style, functionality, and community living. Schedule your showing today and take the next step toward making this home your own.

18. 2025-12-30
    listed $93,900 Active 1197-char remark

    Show marketing remark (1197 chars)

    Welcome to Carriage Way in Chesterfield Michigan, where comfort and convenience come together in this thoughtfully designed 4 bedroom, 2 bathroom home. This is a MUST SEE. The spacious open concept layout is filled with natural light, creating a warm and inviting atmosphere throughout the main living areas. The large kitchen is a standout feature, offering brand new appliances, ample storage, and a convenient butlers pantry. A stunning center island provides additional workspace and seating, making it perfect for everyday living and entertaining. The primary bedroom offers a private retreat with a beautiful ensuite bathroom that includes a walk in shower and a generously sized walk in closet. An attached laundry area adds everyday convenience with washer and gas dryer hookups ready for use. Outside, the property includes a two car driveway and an additional shed for extra storage. The surrounding community enhances the lifestyle with access to a pool and clubhouse, two parks, and expansive multi use outdoor spaces. This home offers a wonderful blend of style, functionality, and community living. Schedule your showing today and take the next step toward making this home your own.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,204
• − Mortgage interest: −$5,260
• − Property taxes: −$1,408
• − Insurance: −$470
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$2,732
• Taxable income: $6,262
• Est. tax owed @ 24.0%: −$1,503
• After-tax cash flow: $5,881/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This 4-bedroom, 2-bathroom home in New Haven, MI, is in good condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level, and the highest-ROI updates to increase its value include painting, landscaping, flooring upgrades, and appliance and HVAC upgrades.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping the front yard — Improves curb appeal and adds value for both resale and rental.
• Both Upgrading the flooring to a more durable material — Extends the life of the flooring and improves the home's appearance.
• Resale Upgrading the kitchen appliances to more energy-efficient models — Improves energy efficiency and adds value for resale.
• Both Upgrading the HVAC system to a more energy-efficient model — Improves energy efficiency and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — Improves curb appeal and adds value for both resale and rental. ↑
• Both Upgrading the flooring to a more durable material — Extends the life of the flooring and improves the home's appearance. ↑
• Resale Upgrading the kitchen appliances to more energy-efficient models — Improves energy efficiency and adds value for resale. ↑
• Both Upgrading the HVAC system to a more energy-efficient model — Improves energy efficiency and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: L'Anse Creuse Public Schools
• NCES district ID: 2621870
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,757
• Composite: 35.99/100
• National rank: #4790
• State rank: #184 of 540 in MI

Livability — New Haven

• Score: 57/100
• State rank: #650
• US rank: #22110

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,065
• Population (ZIP): 17,716

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 18% Lithuanian 5% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.06%
• Current HPI: 210.6017
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

3 events — show timeline

• 2026-04-09 Relisted — Zillow
• 2026-03-30 Delisted — Zillow
• 2025-12-30 Listed $93,900 Zillow